Marasi Riverside, Tower B
Business Bay · 1 bed · 742 sq ft · Off-plan
Illustrative sampleJH-2588Figures as at 22 Aug 2026Not an offer
Investment memo · Marasi Riverside, Tower B1 / 7
Summary
Priced with the market. The service charge is what makes the income work. For rental income at this price, we would proceed.
The comparables are recent and in the same building, the charge is taken from a delivered budget, and the downside case still clears four per cent net.
- Asking price
- USD 441,116(AED 1,620,000)
- Net income a year, base case
- USD 23,924(AED 87,860)
- Net yield, base case
- 5.4%
- Confidence
- Moderate
Scope of the view
For rental income only. For capital appreciation we would not proceed, because the 2027 supply caps the exit for the first two years.
Investment memo · Marasi Riverside, Tower B2 / 7
The property
Marasi Riverside, Tower B
Business Bay · 1 bed · 742 sq ft · Off-plan
| Asking price | USD 441 K (AED 1.62 M)Developer price list, 22 Aug 2026 |
|---|---|
| Layout and area | 1 bed, 742 sq ft, mid floorSale agreement plan |
| Tenure | Freehold, one allocated parking spaceSale agreement |
| Stated handover | Q3 2028Developer, 22 Aug 2026 |
| Service charge | 3.87 USD / sq ft (AED 14.20) per year2026 budget of the delivered tower |
| Developer delivery record | First tower delivered within four months of its stated dateHandover notices, 2025 |
Investment memo · Marasi Riverside, Tower B3 / 7
Developer and market
Two towers delivered in the community by this developer since 2022, both let within a quarter of handover. Roughly 1,900 units are scheduled to complete in Business Bay across 2027 and 2028, which is more than the last two years combined; absorption over the last twelve months ran ahead of that pace, but not by much.
The record, dated
- 2022First tower in the community delivered
- 2025Second tower delivered, four months late, let within a quarter
- 2027 to 2028About 1,900 units scheduled to complete in Business Bay
- Q3 2028Stated handover for this tower
The 2027 supply caps the exit for the first two years. For capital appreciation we would not proceed; for income the comparables hold.
Investment memo · Marasi Riverside, Tower B4 / 7
Assumptions
Rent, void and exit yield move together, never one at a time. The downside is built from a specific event: the 2027 deliveries landing before this one lets.
| Assumption | Downside | Base modelled | Upside |
|---|---|---|---|
| Rent | 8% below the comparables | As the comparables | Not stated in this sample |
| Void | Eight weeks a year | Four weeks a year | Not stated in this sample |
| Exit yield | One point wider | As today | Not stated in this sample |
| Net yield | 4.3% | 5.4% | 6.0% |
The downside clears 4.3% net. The upside is not evidenced in this sample and is shown as such.
Investment memo · Marasi Riverside, Tower B5 / 7
Income
Annual figures, base case, one line at a time.
| Gross rentSix comparable lettings in the delivered tower, last nine months | USD 30,688(AED 112,700) |
|---|---|
| Void, four weeks a yearBase case allowance | −USD 2,361(AED 8,669) |
| Service charge, 742 sq ft2026 budget, delivered tower | −USD 2,869(AED 10,536) |
| Letting and management, 5% of rentAssumed for this sample | −USD 1,534(AED 5,635) |
| Net income5.4% of the asking price, base case | USD 23,924(AED 87,860) |
USD 23,924 (AED 87,860) a year, 5.4% of the asking price in the base case. Priced with the market. The service charge is what makes the income work.
Investment memo · Marasi Riverside, Tower B6 / 7
Risks
Supply: about 1,900 units completing in Business Bay in 2027 and 2028, in the same segment
Possible effect Rent below the comparables and a slower first letting; the downside case
Open question Whether absorption holds its recent pace through the first wave
Delivery: a slip past the stated quarter
Possible effect The first rent a year later while the payment plan continues
Mitigation Handover terms in the sale agreement, and the developer's record on the last two towers
Service charge: a budget a fifth above the delivered tower
Possible effect About one point off the net yield
Mitigation Modelled on the delivered tower's budget, not the estimate; to be confirmed at handover
Investment memo · Marasi Riverside, Tower B7 / 7
Sources and conditions
Moderate. A further quarter of lettings in the delivered tower, or the developer's own budget for this tower, would move it to high.
Sources
- Six comparable lettings in the delivered tower
- DLD transaction records for the community
- The developer's price list, plan and handover notices
- The delivered tower's 2026 service-charge budget
Limitations
- Six lettings is enough to model on and not enough to be sure of
- No service-charge budget exists yet for this tower
- The upside case is not evidenced in this sample
Conditions of the view
- Handover terms confirmed in the sale agreement before exchange.
- The view is revisited if the 2027 launch pipeline grows.
Mansoor Charaniya, 22 August 2026
Illustrative sampleJH-2588Figures as at 22 Aug 2026Not an offerThe property and its figures are illustrative; they describe what an evaluation contains, not a property for sale.
What an evaluation of your property would contain
The same seven parts, on the property you name: the view and its scope, the facts with their sources, the developer and the market, the assumptions by scenario, the income line by line, the risks with their responses, and the confidence, limits and conditions the view carries.